A nice portfolio is 10-40 properties, and yes you should drive by your own assets to check for broken windows.

A recent divorce could impact someone's credit score, but it shouldn't drive it from 700 to 545.

I don’t know this sponsor but see what happened with others who have a shiny high pref (see norada and drive planning)

@Annie AnsonWorking with a Property Manager:  If you hire a property manager for on-the-ground tasks like maintenance, you can still meet material participation—if you handle the majority of the work that drives the property’s success (e.g., guest services, pricing strategy, advertising).

My favorite C/C+neighborhoods to invest in are Linden, Whitehall, Franklinton, Driving Park, and Eastmoor, to name a few. 

Also, an 8min walk vs 8 min drive is a big difference in the world of student housing. 

Zillow / Internet, agents, off market, driving for dollars?

Plus, your proactive steps, like cold-calling and Driving For Dollars, show your commitment and enthusiasm!

Agents who generally take on small portfolios to manage are only doing so because they're not great agents to begin with.First thing first, I would consider either driving by the properties or contacting the tenants and asking them if they know what's going on with the agent.

Just depends on your strategy but my best advice is to take a drive through those areas.